RICS Level 2 Survey in BH6

The dominant housing era in BH6 is the inter-war and post-war period. Based on Bournemouth, Christchurch and Poole area census data, approximately 19% of properties date from 1919-1945 and 37% from 1945-1980, meaning that over half the housing stock in the wider area was built in the three decades either side of the Second World War. BH6 reflects this pattern strongly: the streets around Southbourne Grove, Belle Vue Road, and Stourwood Avenue are lined with 1930s and 1950s semis and detached bungalows - a housing type particularly common in this coastal suburb.

Properties from this era typically have cavity wall construction, concrete tile or clay tile roofs, and original timber windows in various states of repair. They are old enough to carry meaningful defect risk - particularly around outdated electrical systems, corroded lead or copper plumbing, failing flat roof extensions common on 1950s-1970s rear additions, and damp where the original cavity wall ties have corroded or where the damp-proof course has failed - but not so complex in construction that a RICS Level 3 survey is automatically required.

The approximately 17% of BH6 properties that pre-date 1919 are mainly concentrated near Wick Village, close to the River Stour, and in the older sections of Southbourne near the cliff. These are older, more complex buildings where we often recommend stepping up to a RICS Level 3 Building Survey. For everything built between the wars and after, a RICS Level 2 Survey is typically the right starting point, and our inspectors will tell you at the quote stage if a Level 3 would serve you better.

• Calibrated damp meter readings across all ground-floor and accessible upper-floor walls
• Roof inspection from ground level using binoculars and from any accessible internal hatch
• Assessment of flat roof sections on rear extensions - common 1950s-1970s addition in BH6
• Cavity wall tie inspection where corrosion signs are visible in external render or pointing
• Full drainage and rainwater goods review
• Electrical consumer unit and visible wiring assessment
• Traffic light condition ratings (1 green, 2 amber, 3 red) across all elements

Living close to the coast is one of the main reasons buyers target BH6, but the marine environment accelerates deterioration on every exposed surface of a property. Salt-laden air corrodes external metalwork faster than inland locations: steel lintels within external walls, cast iron guttering and downpipes, metal window frames, and any structural steel in extensions are all vulnerable. When a steel lintel corrodes inside a cavity wall, the expanding rust can crack the external brickwork skin in a characteristic horizontal or stepped pattern that we see regularly in BH6's 1950s and 1960s housing.

Rendered facades are particularly susceptible to the coastal environment. Pebble-dashed or smooth render on 1930s-1950s semis and bungalows develops hairline cracks that allow salt moisture to penetrate behind the render skin. When frost follows, the moisture expands and the render debonds from the substrate beneath. Our inspectors tap-test external render surfaces systematically to identify hollow sections, and we photograph and record all areas of cracking or debonding as part of the condition assessment.

Flat roof extensions - almost universally present on 1950s-1970s BH6 semis and bungalows - face the combined challenge of coastal UV degradation, salt air, and the thermal movement caused by the large temperature swings typical on an exposed south-facing site. Felt flat roofs over 10-15 years old in BH6 should be treated as approaching end of life. We record the apparent covering material, any standing water evidence, internal damp staining below the flat section, and the condition of upstands and flashings.

• Corroded steel lintels causing horizontal cracking at window heads - repair £800-£2,500 per lintel
• Debonded external render - partial repair £1,500-£4,000, full re-render £5,000-£12,000
• Failed felt flat roof - replacement with single-ply membrane £800-£2,500 for typical extension
• Corroded cast iron guttering - replacement with uPVC £400-£1,200 for a semi
• Salt-damaged timber window frames - restoration or replacement £200-£800 per window
• Cavity wall tie corrosion - specialist tie injection and repair £2,000-£8,000